My home in Shard End is up for sale and I have a purchaser. Does the conveyancing practitioner need to be on the Leeds Building Society conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
I need some fast conveyancing in Shard End as I am under an ultimatum to sign on the dotted line within one month. Fortunately I do not require a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
As you are not taking a mortgage you have the choice not to have searches conducted although no solicitor would recommend that you don't. With plenty of history conveyancing in Shard End the following are examples of issues that can be revealed and therefore impact the marketability of the property: Enforcement Actions, Overdue Fees, Outstanding Grants, Unadopted Roads,...
My brother has suggested that I use his conveyancing solicitors in Shard End. Should I use them?
No doubt the best way to choose a conveyancing lawyer is to seek referrals from friends or relatives who have actually experience in using the conveyancer you're contemplating using.
My partner and I may need to let out our Shard End basement flat temporarily due to taking a sabbatical. We instructed a Shard End conveyancing practice in 2003 but they have closed and we did not think at the time get any advice as to whether the lease permits subletting. How do we find out?
Some leases for properties in Shard End do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I purchased a 2 bed flat in Shard End, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Shard End with a long lease are worth £196,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2084
With only 64 years unexpired we estimate the premium for your lease extension to be between £15,200 and £17,600 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
I have read on numerous consumer advice websites that before choosing a conveyancing lawyer they must be approved by your mortgage company. I am new to the process but I have an AIP with Halifax and I already have a high street conveyancing solicitor in Shard End in place. Can Virgin Money insist on an approved lawyer to be used? Does a list of panel firms even exist for my conveyancing in Shard End?
You need to instruct a solicitor that is on the Virgin Money panel. The first thing to do is ring your preferred Shard End conveyancing lawyer and ask if they are on the Virgin Money panel. If they are not approved you have a number of alternatives open to you here:
- Complete the purchase with your chosen Shard End property lawyer but Virgin Money will undoubtedly retain a solicitor from their approved list. The net impact is additional charges together with potential frustration.
- Choose a fresh lawyer to act in the purchase, ensuring that they are on the Virgin Money conveyancing panel.
- Appeal to your conveyancer to attempt to join the lender panel.